Land by postcode · E area · E17
What the open records say about the E17 postcode district in Greater London: recent sales, planning designations and controls, and the council that decides applications. District-level facts to read before you sell or develop a plot in Waltham Forest, London.
Residential sales recorded by HM Land Registry between 2024-08 and 2026-07. This is market context for the district, not a land valuation: what a plot is worth depends on what can be built on it, which these figures do not show.
Sales in 24 months
2,205
Median sale price
£543,000
Median £ per m² of floor area
£8,237
Median, last 12m vs prior 12m
+4.7%
£535,000 → £560,000
Mix of sales: 0% detached, 4% semi-detached, 47% terraced, 49% flats.
New-build sales 2023–2024: 136 of 2,383 (6%). A rough proxy for recent building activity: these are homes sold by builders, not development sites.
For each designation on the planning.data.gov.uk register, the share of the 1531 live postcodes in E17 whose centroid falls inside it. This measures postcodes, not land area, and says nothing about any individual plot.
69 of 1531 postcodes
Orford Road · Lloyd Park · Walthamstow St James · St Mary's Church (Walthamstow Village) · Forest School and 2 more
1531 of 1531 postcodes
8 separate directions recorded, each removing particular permitted development rights within a defined area.
No postcodes in E17 fall inside: Green Belt, National Landscape (AONB), National Park.
Flood zones, tree preservation orders, local plan allocations, settlement boundaries and non-designated heritage are not included here and are checked in a full assessment.
100% of postcodes are covered by an Article 4 direction, which removes specific permitted development rights in that area, so changes that are automatic elsewhere need a planning application there.
These are district-level facts. The free assessment checks your actual boundary against the same registers and the local plan and tells you plainly what they mean for your plot.
Decided planning applications in E17 since 2021, from the council registers, grouped by the kind of scheme a landowner might be weighing up. Extensions, conditions and tree works are left out. Counts, not estimates.
Taken from the units table on the planning form itself, so this is homes actually created, not a reading of the description. 12 decided since 2021, 7 refused, typically 86 days to a decision.
4 of 12
approved, 33%
47% across London
6 homes approved of 24 applied for
Approved examples
22 Salisbury Road, Walthamstow (1 new home)
Conversion of two existing self-contained flats (2x2-bed) (Use Class C3) into one single dwellinghouse (1x3-bed) (Use Class C3) including in...
Approved 2023-12-19, Waltham Forest ref 232599
14A Queens Road, Walthamstow (1 new home)
Change of use of rear ground floor from office (Use Class E) to one residential unit (1 x 1-studio) together with alterations to the ground ...
Approved 2025-02-21, Waltham Forest ref 232940
39 Upper Walthamstow Road, Walthamstow (1 new home)
Amalgamation of two existing flats into one dwellinghouse (1x4-bed) (Use Class C3).
Approved 2026-05-26, Waltham Forest ref 260841
By the kind of plot, from the wording of each proposal:
7 decided since 2021, 4 refused, typically 72 days to a decision
2 of 7
approved, 29%
36% across London
Approved examples
11 Valognes Avenue, Walthamstow
Subdivision of site/garden and construction of two storey 1x2 bed single dwellinghouse (Use Class C3) and all associated works including ref...
Approved 2022-03-22, Waltham Forest ref 213538
201 South Countess Road, Walthamstow
Sub-division of the land at 201 South Countess Road and c onstruction of a two-storey semi-detached building to facilitate creation of a sel...
Approved 2025-02-19, Waltham Forest ref 241909
14 decided since 2021, 7 refused, typically 100 days to a decision
3 of 14
approved, 21%
41% across London
Approved examples
46 Onra Road, Walthamstow
Subdivision of property to create 1 x 4 and 1 x 1 bedroom dwellinghouse with associated works including the creation of ground floor entranc...
Approved 2022-06-09, Waltham Forest ref 210365
83 Chelmsford Road, Walthamstow
Subdivision of land to create a two storey dwellinghouse (Use Class C3) and all associated works including boundary treatment, cycle and ref...
Approved 2022-12-09, Waltham Forest ref 211773
117 Hale End Road, Walthamstow
Subdivision of site and construction of one two storey dwellinghouse (1x2-bed) (Use Class C3) with roof terrace, hard and soft landscaping, ...
Approved 2022-10-31, Waltham Forest ref 220606
23 decided since 2021, 14 refused, typically 103 days to a decision
4 of 23
approved, 17%
43% across London
Approved examples
72 - 74 High Street, Walthamstow
Construction of a third floor on the rear building to provide two residential units and improvements to communal living space on the first f...
Approved 2023-01-17, Waltham Forest ref 211041
LOW HALL NURSERY SCHOOL AND CHILDRENS CENTRE, 28 Low Hall Lane
Construction of new pitched roof to the gate house (with roof lantern). Alterations to the boundary involving installation of timber fencing...
Approved 2022-06-06, Waltham Forest ref 221100
99 St Johns Road, Walthamstow
Construction of a two storey dwelling house (4-bed) including roof accommodation.
Approved 2024-04-02, Waltham Forest ref 231237
7 decided since 2021, 1 refused, typically 432 days to a decision
4 of 7
approved, 57%
45% across London
Approved examples
147 Orford Road, Walthamstow
Change of use of ground floor commercial unit (Use Class E) to one residential unit (1x3-bed) (use Class C3)
Approved 2022-05-26, Waltham Forest ref 220489
886 Forest Road, Walthamstow
Conversion of two self-contained residential units at ground and first floor level (2x1-bed) (Use Class C3) into one two storey dwellinghous...
Approved 2022-04-14, Waltham Forest ref 220535
160 Blackhorse Road, Walthamstow
Conversion of one self-contained residential unit (1x5-bed) (Use Class C3) into two self-contained residential units (2x2-bed) (Use Class C3...
Approved 2022-09-26, Waltham Forest ref 220969
Also decided here: 68 applications for outbuildings, annexes or garden buildings, 56 approved, typically 67 days.
Decided planning applications (not extensions, conditions or tree works) in this postcode district from the councils' own registers, classified by the wording of each proposal. Counts, not estimates; where a class has fewer than three applications it is not shown.
Waltham Forest covers 100% of the sampled postcodes in E17.
Draw your boundary, tell us what you own, and an architect checks it against these registers and the local plan. Free, no obligation, and you get a straight written answer.
It depends on where the plot sits, not on the district average. In E17, 0% of postcodes are in the Green Belt, 5% in a conservation area. Outside those designations the questions that decide it are whether the plot is inside or adjoining the settlement boundary in the local plan, whether it has its own road access, and what is next to it. A plot on the edge of a village or town with access has the best chance; an open field outside the settlement boundary rarely gets consent for housing whatever the market is doing.
Often, yes. 100% of postcodes in E17 are under an Article 4 direction (8 separate directions), which withdraws particular permitted development rights, so an outbuilding, extension or change of use that is automatic elsewhere needs an application there. Outside those areas, permitted development applies to houses and their gardens but not to agricultural land or paddocks, where a new building or a new use normally needs permission or prior approval.
Developers look at three things before they talk about price: whether the plot is outside the Green Belt and any National Landscape, whether it sits inside or beside the settlement boundary, and what finished homes sell for. In E17 the median sale is £543,000, and only 6% of 2023–2024 sales were new-build homes, so builders have been quiet here. A single plot usually goes to a local builder or a self-builder; a site for five or more homes attracts regional housebuilders, normally through an option or a conditional contract rather than an outright purchase, so the price you see quoted is not the price you receive.
There is no district figure for land, because a plot's value comes from what can be built on it, not from where it is. As a guide, a serviced plot with consent for one house commonly sells for around a third of the finished house value, which in E17 would be measured against a £543,000 median sale. The same plot without consent, or inside the Green Belt, is worth a small fraction of that, and a paddock with no realistic route to consent is worth agricultural or amenity value only. The free check tells you which of those your plot is before you talk to anyone about a price.
Three places: Waltham Forest's local plan and its policies map for the settlement boundary and allocations, the council's planning register for what has been approved or refused on neighbouring land, and planning.data.gov.uk for the national designations. That is an evening's work if you know what you are looking for. The alternative is to draw your boundary on this site: an architect checks it against the same records and writes back within 48 hours with a plain answer, free and without obligation.
Computed from open-data records; district-level, not plot-level measurements. Sales: HM Land Registry Price Paid Data (2024-08-01 to 2026-07-31), © Crown copyright, Open Government Licence. Designations: planning.data.gov.uk (OGL), retrieved 2026-09-05; conservation areas and Article 4 directions are made locally and published on that national register. Postcode centroids: OS Code-Point Open 2026.3.0, contains OS data © Crown copyright and database right 2026. Place name is the most common post town in the sales records. Figures computed 2026-09-06.